Mixed-Use Property with Full
For Sale
$399,000
213 E BROAD, Souderton, PA 18964
Mixed-use zoning, salon and spa improvements, and off-street parking support flexible commercial occupancy.
Property Size1,966 SF
Price / SF$202.95
Days on Market8
Property Features for 213 E BROAD
General Information
Standard status
Active
Size
1,966 SF
Property subtype
Commercial
Zoning
mixed use
Amenities
kitchen
upgraded windows
upgraded electric
two separate heating units
two hot water heaters
full basement
off-street parking
signage
Building Details
Year Built
1900
Listing Agency:
Long & Foster Real Estate, Inc.
(215) 654-5900
Listed By:
Debora Weidman-Phillips · License #AB049331L
(215) 740-4227
Source:
Cummingsrealtors
Added: Sep 7
Changed: Sep 13
Last Checked: Sep 13 at 2:45PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Long & Foster Real Estate, Inc.
Investment Insights
Based on property information with market context.
Located at 213 E Broad Street in Souderton, this mixed-use property is currently configured for salon and spa operations. The interior includes a kitchen, upgraded windows, upgraded electric service, two separate heating units, and two hot water heaters. Salon and spa equipment may also be included in the sale.
A full basement provides additional storage for supplies, equipment, or inventory. The property also includes off-street parking and signage, while the roof was replaced in 2020. Separate mechanical systems may support conversion to a duplex, subject to municipal approvals. Mixed-use zoning accommodates a range of permitted commercial or other uses.
A full basement provides additional storage for supplies, equipment, or inventory. The property also includes off-street parking and signage, while the roof was replaced in 2020. Separate mechanical systems may support conversion to a duplex, subject to municipal approvals. Mixed-use zoning accommodates a range of permitted commercial or other uses.
Key Highlights
- Mixed‑use zoning at 213 E Broad Street in Souderton, PA
- Currently configured for salon and spa operations
- Full basement provides additional storage space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,731
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$474,620
$474.6K
Cap Rate 7%
$339,014
$339.0K
Cap Rate 9%
$263,678
$263.7K
Market Conditions
NOI Build-Up for 1,966 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$35.4K $18.00/SF
− Vacancy
−$1.5K −$0.76/SF
EGI
$33.9K $17.24/SF
− OpEx
−$10.2K −$5.17/SF
NOI
$23.7K $12.07/SF
Area
Montgomery County, PA
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$474,620
Cap Rate 7%
$339,014
Cap Rate 9%
$263,678
Alternative Uses
Best Use
Retail
$339.0K
$296.6K – $395.5K
NOI $23,731 @ 7.0% cap · market cap 5.95%
Second Best
Mixed Use
$290.7K
$254.4K – $339.1K
NOI $20,348 @ 7.0% cap · market cap 5.10%
Theoretical Best
Specialty Retail
$1.13M
$989.5K – $1.32M
NOI $79,160 @ 7.0% cap · market cap 19.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
672
Businesses Nearby
32k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 96%
Dining 4%
Sunoco
Shops & Services
8,937 visits/mo
0.4 miles
Lukoil
Shops & Services
8,338 visits/mo
0.4 miles
Dollar General
Shops & Services
4,484 visits/mo
0.4 miles
AutoZone
Shops & Services
4,481 visits/mo
0.5 miles
Citizens Bank
Shops & Services
2,596 visits/mo
0.5 miles
Demographics for 18964, PA
14,366
Population
5,686
Households
2.5
Avg Household Size
43
Median Age
40%
College-Educated
91%
High-School Grad
9.5 sq mi
ZIP Area
1,512
Density / Sq Mi
$94,291
Median Household Income
$53,660
Median Earnings
$1,358
Median Rent
$339,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use zoning, salon and spa improvements, and off-street parking support flexible commercial occupancy.
Where is this mixed-use property located?
The property is located at 213 E BROAD Souderton, PA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Mixed‑use zoning at 213 E Broad Street in Souderton, PA; Currently configured for salon and spa operations; Full basement provides additional storage space
